Extracted text (via pymupdf)
73151 characters
November 18, 2020
MCP2019004
Page 1 of 5
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
November 18, 2020
Case #/Title:
MCP2019004 - AmeriPark RV, Boat, Vehicle & Self Storage
Facility
Supervisor District:
4
Applicant/Owner:
SimonCRE Saltair IV, LLC / Thomas E. Russell Revocable Trust
Request:
Military
Compatibility
Permit
(MCP)
with
a
Plan
of
Development for commercial development of a RV, boat,
vehicle and self-storage facility in the Rural-43 MAAMF zoning
district
Site Location:
Generally located approx. 638’ west of the northwest corner
of Bethany Home Rd. and Cotton Ln. in the Glendale area
Site Size:
Approx. 15 acres
County Island Status:
Yes, Glendale
Additional
Comments:
The applicant seeks a MCP for a RV, boat, vehicle and self-
storage facility. The subject property is identified as a Military
Compatible land use in the White Tank/Grand Avenue Area
Plan and a Luke Compatible land use in the Glendale
Municipal Plan. This designation is applied to lands
surrounding Luke Air Force Base that are delineated by the
1988 Air Installation Compatible Use Zone (AICUZ) 65 LDN
noise contour. Per UC2019008, Luke Air Force Base
determined that the applicant’s proposed uses are
compatible and consistent with the high noise or accident
potential area outside of Luke Air Force Base. Staff received
comments from the City of Buckeye stating no concerns. Staff
received no letters of support or opposition to the request.
Commission
Recommendation:
On 10/22/20, the Commission voted 8-0 to recommend
approval of MCP2019004 subject to conditions ‘a’ – ‘k’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “Site Plan for AmeriPark RV, Boat, Vehicle & Self-Storage Facility“,
consisting of 5 full-size sheets, dated September 15, 2020, and stamped received
October 7, 2020, except as modified by the following conditions.
November 18, 2020
MCP2019004
Page 2 of 5
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Narrative Report in Support of a Military Compatibility Permit”,
consisting of 7 pages, dated September 16, 2020, and stamped received
September 16, 2020, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual
design only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with Section 1205
of the Maricopa County Zoning Ordinance and Drainage Policies and
Standards. Floodplain Regulations for Maricopa County; and the MCDOT
Roadway Design Manual.
2.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
engineering policies, standards and best practices at the time of
application for construction.
3.
The one half street runoff from Bethany Home Road must be retained on-
site.
4.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies
and Standards; Floodplain Regulations of Maricopa County: MCDOT
Roadway Design Manual; and current engineering policies, standards and
best practices at the time of application for construction.
5.
Primary access to the site shall be from Bethany Home Road. Access to
West Rose Lane shall be for emergency uses only.
6.
65’ half width right-of-way dedication required for Bethany Home Road
must be initiated with the County (MCDOT/Real Estate) before any Building
Permit will be issued by Planning and Development for any work associated
with this project; and completed prior to the first certificate of occupancy
for any structure/use on the property.
7.
The applicant or future owners shall apply for an amendment to the MCP
should the storage areas be changed to a paved surface.
d.
The following Planning Drainage conditions shall be addressed for the first Building
Permit submittal:
1.
The County As-Built certification needs to be added to the plan.
2.
The Runoff Coefficient for commercial sites is C=0.95. The runoff coefficient
for the retention basin area below the high water surface is C=0.5. This
project has received approval to use a 0.88 runoff coefficient for the non-
paved storage areas will be OK. If shade structures are proposed, those
areas must be counted as 0.95. Revise the plan comments accordingly.
November 18, 2020
MCP2019004
Page 3 of 5
3.
Add the date of the topographic survey to the Survey notes.
4.
All walls, fences, gates shall be shown on the G&D plan, including all details.
5.
Address all Drainage Report Comments:
a) Please have someone QA/QC the report before submitting again.
b) Appendix C Watershed Map is too small, not legible, etc. Please
produce a map that fits on an 11” x 17” page, eliminate all the blank
space on the map, clearly show all the drainage areas and clearly
show the various areas within each drainage area that are used for any
weighted C calculations.
c) The County uses datums NVGD29 and NAVD88. I have not heard of the
datum NVGD80. Maricopa County information shows a 1.696 ft.
correction to convert NVGD29 to the higher NAVD88.
d) Add and emergency spillway to the basin at the southeast corner of the
site.
e) The Rational Method runoff coefficient values vary throughout the
report. Show detailed calculations for any composite C values and
make sure the same values are used throughout the report.
f) Add the Froude number to all channel calculations.
e.
All buildings are subject to noise attenuation as per ARS § 28-8482(B).
f.
The following Rural-43 Military Airport and Ancillary Military Facility Overlay Zoning
District standards shall apply:
1.
Max. Height – 40’
2.
Min. Front Yard – 10’
3.
Min. Side Yard – 10’
4.
Min. Street-side Yard – 5’
5.
Min. Rear Yard – 25’
6.
Min. Lot Area – 6,000 sq. ft.
7.
Min. Lot Area Per Dwelling Unit – Not Permitted
8.
Min. Lot Width – 60’
9.
Max. Lot Coverage – 60%
10. Parking Spaces Required – 10 spaces with 2 ADA spaces
11. Screening - 6’ wall, fence or hedge of 80% opacity or more required along
and adjacent to any side or rear property line abutting any rural or residential
zone boundary. Remainder perimeter screening may be chain-link.
12. Signs - Chapter 14, Section 1403 Regulations Apply
13. Electronic Message Display (EMD) - Permitted for Levels 1 and 2 Only
14. Off-Site Signs (Billboards) – Not Permitted
g.
The following Luke Air Force Base condition shall apply:
November 18, 2020
MCP2019004
Page 4 of 5
SimonCRE Saltair IV, LLC shall notify future occupants/tenants that they are
located near a military airport with the following language:
Luke Air Force Base executes an average of approximately 165 overflights per day.
Although Luke’s primary flight paths are located within 20 miles from the base, jet
noise will be apparent throughout the area as aircraft transient to and from the
Barry M. Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning
and Development Department.”
h.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Military Compatibility Permit as set forth in the
Maricopa County Zoning Ordinance.
i.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
j.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, and at the time of expiration of the Military Compatibility
Permit, the property shall revert to the zoning that existed on the date of
application. It is, therefore, stipulated and agreed that either revocation due to
the failure to comply with any conditions, or the expiration of the Military
Compatibility Permit, does not reduce any rights that existed on the date of
application to use, divide, sell or possess the property and that there would be no
diminution in value of the property from the value it held on the date of
application due to such revocation or expiration of the Military Compatibility
Permit. The Military Compatibility Permit enhances the value of the property
above its value as of the date the Military Compatibility Permit is granted and
reverting to the prior zoning results in the same value of the property as if the
Military Compatibility Permit had never been granted.
k.
The Military Compatibility Permit shall be limited to the following uses as per
UC2019008:
1. Self-storage and RV (boat/vehicle) outdoor storage area
November 18, 2020
MCP2019004
Page 5 of 5
Presented by:
Adam Cannon, Planner
Reviewed by:
Darren Gerard, AICP, Planning Manager
Attachment:
10/22/20 P&Z Packet (36 pages)
Note:
10/22/20 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
MCP2019004
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
MCP2019004 – AmeriPark RV, Boat, Vehicle & Self Storage Facility
Hearing Date:
October 22, 2020
Supervisor District:
4
Applicant:
SimonCRE Saltair IV, LLC
Owner:
Thomas E. Russell Revocable Trust
Request:
Military Compatibility Permit (MCP) with a Plan of Development for
commercial development of a RV, boat, vehicle and self-storage
facility in the Rural-43 MAAMF zoning district
Site Location:
Generally located approx. 638’ west of the northwest corner of
Bethany Home Rd. and Cotton Ln. in the Glendale area
Site Size:
Approx. 15 acres
Density:
N/A
County Island:
Yes, Glendale
County Plan:
White Tank/Grand Avenue – Military Compatible
Municipal Plan:
Glendale General Plan – Luke Compatible Land Use Area
Municipal Comments:
One (1) received (Buckeye)
Support/Opposition:
None received to date
Recommendation:
Approve with conditions
MCP2019004
Page 2 of 10
Project Summary:
1.
SimonCRE Saltair IV, LLC is requesting a MCP for RV, boat, vehicle and self-storage facility.
The applicant has proposed 544 covered RV/Boat storage spaces and 95 mini-storage
units. The subject property is located in the White Tank/Grand Avenue Area Plan, which
designates the subject property as Military Compatible. This designation establishes that
only certain uses are consistent and compatible with the high noise or accident potential
generated by military airports (Luke Air Force Base). The property is near the border of
the City of Glendale and is part of the Glendale Municipal Planning Area. The Glendale
Municipal Plan designates the property as Luke Compatible which is applied to lands
surrounding Luke Air Force Base that are delineated by the 1988 Joint Land Use Study 65
LDN noise contour.
2.
The legal description provided by the applicant identifies a site that is approximately 15
acres. Property located within this zoning district must first have a Use and Compatibility
Consistency Determination (UCCD) prior to being able to apply for a Military
Compatibility Permit (MCP). The subject site is undeveloped and remains vacant-
agricultural.
3.
Per UC2019008, Luke Air Force Base determined that the following proposed use is
compatible and consistent with the high noise or accident potential of Luke AFB: “self-
storage and RV (boat/vehicle) outdoor storage area”.
4.
The subject site is zoned Rural-43 zoning district and the Military Airport and Ancillary
Military Facility Overlay District (MAAMF). The existing and proposed standards for the
Rural-43 Military Airport and Ancillary Military Facility Overlay District (MAAMF) are listed
below:
REGULATION
BASE ZONING DISTRICT
REGULATIONS (RURAL-43
MAAMF)
PROPOSED ZONING DISTRICT
REGULATIONS (RURAL-43
MAAMF MCP)
Height
30'
40’
Min. Front Yard
40'
10’
Min. Side Yard
30'
10’
Min. Street-side Yard
20'
5’
Min. Rear Yard
40'
25’
Min. Lot Area
43,560 sq. ft.
6,000 sq. ft.
Min. Lot Area Per
Dwelling Unit
43,560 sq. ft.
Not Permitted
Min. Lot Width
145’
60’
Max. Lot Coverage
25%
60%
Parking Spaces
Required
1 per 250 square feet for
commercial uses (5% must be
ADA)
10 spaces with 2 ADA spaces
Screening
Adjacent to rural or residential
zoning districts automobile
parking shall be screened from
view. Solid masonry wall, six
feet in height adjacent to any
side or rear property line
6’ wall, fence or hedge of 80%
opacity or more required along
and adjacent to any side or
rear property line abutting any
rural or residential zone
MCP2019004
Page 3 of 10
abutting any rural or residential
zoning district. View-obscuring
wall or fence, six feet in height,
on perimeter of site with
outdoor industrial use adjacent
to district other than rural or
residential.
boundary. Remainder perimeter
screening may be chain-link.
Signs
Chapter 14, Section 1401 and
1402 Regulations Apply
Chapter 14, Section 1403
Regulations Apply
Electronic Message
Display (EMD)
Not Permitted
Permitted for Levels 1 and 2
Only
Off-Site Signs
(Billboards)
Not Permitted
Not Permitted
The applicant is requesting to vary the height, minimum setbacks, minimum lot area and
maximum lot coverage to model commercial zoning standards. The applicant is also
requesting to vary the number of parking spaces required on site, as additional spaces
are unnecessary to meet employee and guest parking demand. For screening, the
applicant is requesting to vary the standard requiring a masonry wall so that they may
provide a fully opaque white vinyl fence along the perimeter of the property and so that
they may provide landscaping in accordance with comments received as part of their
public participation plan. Lastly, the applicant requested to vary the standards for signs
and electronic displays to model commercial zoning standards. The applicant is
requesting one 8’ tall monument sign with a LED EMD display with static messages with
little or no transition effects. As allowing Section 1403 regulations to apply permits off-site
signs, Staff requested that there be no off-site signs (billboards) in the entitlement area
due to nearby residential properties. In addition, Staff notes that the standard for
minimum lot area per dwelling unit reflect that no new residential uses are permitted in
the noise contours or APZ of Luke Air Force Base.
Exhibit 1 – 2020
Aerial Map
MCP2019004
Page 4 of 10
Exhibit 2 – Rural-43 Military Airport and Ancillary Military Facility Overlay District
& Surrounding Districts
Exhibit 3 – Site Plan – Page 1
MCP2019004
Page 5 of 10
Exhibit 4 – Site Plan – Page 2
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 MAAMF / Vacant / Agricultural
North:
Rural-43 MAAMF / Vacant / Agricultural
South:
Rural-43 MAAMF / Vacant / Agricultural
East:
Rural-43 MAAMF / Residential
West:
Rural-43 MAAMF / Residential
Utilities and Services:
6.
Water:
EPCOR
Wastewater:
Maricopa Water District
School Districts:
Litchfield Elementary School District #89
Agua Fria Union High School District #216
Fire:
Rural Metro
Police:
MCSO
MCP2019004
Page 6 of 10
Right-of-Way:
7.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT)
Major Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Existing Classification
Bethany Home Rd.
33’
65’
Principal Arterial
Adopted Plans:
8.
White Tank/Grand Avenue Area Plan (Adopted: 2000): Military Compatible.
9.
City of Glendale General Plan (Revised: 2016): This plan identifies the subject parcel as a
Luke Compatible Land Use Area. Luke Air Force Base must issue a Use Consistency and
Compatibility Determination (UCCD) prior to a use being allowed in this area.
Public Participation Summary:
10.
The applicant has complied with the Maricopa County Citizen Review Process with the
required posting of the site and notification by first class mail to adjacent property owners
within 300’ of the subject parcel and interested parties. The applicant held a robust
public participation process with two public meetings with nearby property owners and
submitted a results report. The results report indicated that the applicant addressed
concerns about screening by providing a landscaping plan offering landscaping well in
excess of what is required by the MCZO. Staff received no support or opposition to the
MCP request. The City of Buckeye sent a letter indicating that they had no concerns with
the project. As it is necessary for Luke Air Force Base to sign-off on this application, Luke
Air Force Base issued comments stating that the previous comments issued in UC2019008
authorizing the use still apply and indicated that this request will not have a negative
impact on flying operations. In their comments, they also recommended that potential
tenants be notified of Luke Air Force Base operations.
Outstanding Concerns from Agencies
11.
N/A
Staff Analysis:
12.
Staff is supportive of the request for a Military Compatibility Permit for AmeriPark RV, Boat,
Vehicle and Self-Storage. The request meets district standards and the site is
appropriately screened. The applicant is requesting several standards be varied
including height, setbacks, parking, screening and sign standards. Staff finds all of these
requests reasonable in that the use authorized by the UCCD is commercial in nature. The
applicant worked with nearby property owners to provide buffering and screening that
will be aesthetically pleasing. Staff believes that the request to reduce the amount of
required parking is reasonable, as the daily number of employees and prospective
tenants is low. Tenants will park either in the RV/Boat spaces or in front of the storage
units while they remove or insert items into their units. Staff believes that the applicant
MCP2019004
Page 7 of 10
has acted in good faith to notify nearby owners of the proposed change and to provide
many opportunities to make comments.
Recommendation:
13.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘k’.
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “Site Plan for AmeriPark RV, Boat, Vehicle & Self-Storage Facility“,
consisting of 5 full-size sheets, dated September 15, 2020, and stamped received
October 7, 2020, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Narrative Report in Support of a Military Compatibility Permit”,
consisting of 7 pages, dated September 16, 2020, and stamped received
September 16, 2020, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual
design only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with Section 1205
of the Maricopa County Zoning Ordinance and Drainage Policies and
Standards. Floodplain Regulations for Maricopa County; and the MCDOT
Roadway Design Manual.
2.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
engineering policies, standards and best practices at the time of
application for construction.
3.
The one half street runoff from Bethany Home Road must be retained on-
site.
4.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies
and Standards; Floodplain Regulations of Maricopa County: MCDOT
Roadway Design Manual; and current engineering policies, standards and
best practices at the time of application for construction.
5.
Primary access to the site shall be from Bethany Home Road. Access to
West Rose Lane shall be for emergency uses only.
6.
65’ half width right-of-way dedication required for Bethany Home Road
must be initiated with the County (MCDOT/Real Estate) before any Building
Permit will be issued by Planning and Development for any work associated
with this project; and completed prior to the first certificate of occupancy
for any structure/use on the property.
MCP2019004
Page 8 of 10
7.
The applicant or future owners shall apply for an amendment to the MCP
should the storage areas be changed to a paved surface.
d.
The following Planning Drainage conditions shall be addressed for the first Building
Permit submittal:
1.
The County As-Built certification needs to be added to the plan.
2.
The Runoff Coefficient for commercial sites is C=0.95. The runoff coefficient
for the retention basin area below the high water surface is C=0.5. This
project has received approval to use a 0.88 runoff coefficient for the non-
paved storage areas will be OK. If shade structures are proposed, those
areas must be counted as 0.95. Revise the plan comments accordingly.
3.
Add the date of the topographic survey to the Survey notes.
4.
All walls, fences, gates shall be shown on the G&D plan, including all details.
5.
Address all Drainage Report Comments:
a) Please have someone QA/QC the report before submitting again.
b) Appendix C Watershed Map is too small, not legible, etc. Please
produce a map that fits on an 11” x 17” page, eliminate all the blank
space on the map, clearly show all the drainage areas and clearly
show the various areas within each drainage area that are used for any
weighted C calculations.
c) The County uses datums NVGD29 and NAVD88. I have not heard of the
datum NVGD80. Maricopa County information shows a 1.696 ft.
correction to convert NVGD29 to the higher NAVD88.
d) Add and emergency spillway to the basin at the southeast corner of the
site.
e) The Rational Method runoff coefficient values vary throughout the
report. Show detailed calculations for any composite C values and
make sure the same values are used throughout the report.
f) Add the Froude number to all channel calculations.
e.
All buildings are subject to noise attenuation as per ARS § 28-8482(B).
f.
The following Rural-43 Military Airport and Ancillary Military Facility Overlay Zoning
District standards shall apply:
1.
Max. Height – 40’
2.
Min. Front Yard – 10’
3.
Min. Side Yard – 10’
4.
Min. Street-side Yard – 5’
MCP2019004
Page 9 of 10
5.
Min. Rear Yard – 25’
6.
Min. Lot Area – 6,000 sq. ft.
7.
Min. Lot Area Per Dwelling Unit – Not Permitted
8.
Min. Lot Width – 60’
9.
Max. Lot Coverage – 60%
10. Parking Spaces Required – 10 spaces with 2 ADA spaces
11. Screening - 6’ wall, fence or hedge of 80% opacity or more required along
and adjacent to any side or rear property line abutting any rural or residential
zone boundary. Remainder perimeter screening may be chain-link.
12. Signs - Chapter 14, Section 1403 Regulations Apply
13. Electronic Message Display (EMD) - Permitted for Levels 1 and 2 Only
14. Off-Site Signs (Billboards) – Not Permitted
g.
The following Luke Air Force Base condition shall apply:
SimonCRE Saltair IV, LLC shall notify future occupants/tenants that they are
located near a military airport with the following language:
Luke Air Force Base executes an average of approximately 165 overflights per day.
Although Luke’s primary flight paths are located within 20 miles from the base, jet
noise will be apparent throughout the area as aircraft transient to and from the
Barry M. Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning
and Development Department.”
h.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Military Compatibility Permit as set forth in the
Maricopa County Zoning Ordinance.
i.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
j.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, and at the time of expiration of the Military Compatibility
Permit, the property shall revert to the zoning that existed on the date of
application. It is, therefore, stipulated and agreed that either revocation due to
MCP2019004
Page 10 of 10
the failure to comply with any conditions, or the expiration of the Military
Compatibility Permit, does not reduce any rights that existed on the date of
application to use, divide, sell or possess the property and that there would be no
diminution in value of the property from the value it held on the date of
application due to such revocation or expiration of the Military Compatibility
Permit. The Military Compatibility Permit enhances the value of the property
above its value as of the date the Military Compatibility Permit is granted and
reverting to the prior zoning results in the same value of the property as if the
Military Compatibility Permit had never been granted.
k.
The Military Compatibility Permit shall be limited to the following uses as per
UC2019008:
1. Self-storage and RV (boat/vehicle) outdoor storage area
Presented by:
Adam Cannon, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 5 pages)
Narrative Report (7 pages)
Engineering comments (4 pages)
MCDOT Comments (1 page)
Addressing Comments (1 page)
MCESD comments (1 page)
LAFB comments (3 pages)
UCCD Correspondence (2 pages)
Buckeye Comments (1 page)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 15 approx.
Generated October 7, 2020 11:50 AM
MCP2019004
Application Name:
Legal Description
Waddell AmeriPark Boat & RV Storage Facility
Applicant
Case Address
T02N R02W 011, T2N R02W 11
ADIBA JURAYEVA for SIMONCRE SALTAIR IV, LLC
17221 W BETHANY HOME Rd
Applicant Phone/Email
Parcel Primary: 502-28-966
480.745.2482
ADIBA.JURAYEVA@SIMONCRE.COM
WADDELL AZ 85355
Map scale 1:3,118
Supervisor District No.
COMMERCIAL DEVELOPMENT OF A BOAT AND RV STORAGE FACILITY
ONLY
SOUTH TO
RETENTION AREA
DATE
NO.
REVISION
OF
4450 north 12th street
suite 228
phoenix, arizona 85014
p: 623.282.2498
e: jphunt@cypresscivil.com
5
SHEET NUMBER
SITE PLAN for AMERIPARK RV, BOAT, VEHICLE
& SELF-STORAGE FACILITY
17221 WEST BETHANY HOME ROAD WADDELL, ARIZONA
R
e
g
i
s
t
e
r
e
d
P
r
o
f
e
s
s
i
o
n
a
l
E
n
g
in
e
e
r
(
C
i
v
il
)
53640
JEFFREY P.
HUNT
C
E
R
T
I
F
I
C
A
T
E
N
O
.
D
a
t
e
S
i
g
n
e
d
.
.
A
R
I
Z
O
N
A
,
U
.
S
.
A
.
09
15
20
20
DRAWN:
DESIGNED:
CHECKED:
DATE:
JOB NO:
PT
AS
JH
09-15-2020
20.078
MCP2019004
1
LEGEND
ROADWAY CENTERLINE
EXISTING EASEMENT
NEW STORM DRAIN PIPE
EXISTING STORM DRAIN PIPE
NEW CURB
NEW PAINT STRIPE
NEW ASPHALT
EXISTING PAVEMENT EDGE
NEW CONCRETE
NEW OPAQUE FENCE
EXISTING FENCE
EXISTING WALL
EXISTING OVERHEAD ELECTRIC
EXISTING WATER VALVE
EXISTING WATER METER
EXISTING MAIL BOX
EXISTING ELECTRIC PULL BOX
EXISTING UTILITY POLE
W
M
E
EXISTING RIGHT-OF-WAY
SUBJECT PROPERTY LINE
EXISTING PROPERTY LINE
SUBJECT RIGHT-OF-WAY
MATCH LINE - SEE SHEET 2
SCALE: 1"=40'
0'
40'
80'
20'
SEE PARKING DETAIL 1
SHEET 2
SEE PARKING DETAIL 2
SHEET 2
SEE PARKING DETAIL 3
SHEET 2
SEE PARKING DETAIL 4
SHEET 2
SEE PARKING DETAIL 5
SHEET 2
40'
40'
40'
35'
30'
8 - 10'x15' MINI-STORAGE UNITS
30 - 10'x15' MINI-STORAGE UNITS
ROSE LANE
N 89°56'28" E 494.81'
N 00°03'34" E 1258.58'
15'
EXISTING 30' ROAD EASEMENT
PER DKT. 10742, PG. 363
EXISTING 6' IRRIGATION DITCH EASEMENT
PER DKT. 10742, PG. 363
EXISTING 6' EASEMENT FOR ELECTRIC
LINES PER DKT. 15192, PG. 253
40'
SITE PLAN for AMERIPARK RV, BOAT, VEHICLE
& SELF-STORAGE FACILITY
17221 WEST BETHANY HOME ROAD WADDELL, ARIZONA
A PORTION SOUTHEAST QUARTER OF SECTION 11, TOWNSHIP 2 NORTH, RANGE 2 WEST OF THE
GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
IN THE SE 1/4 OF THE SE 1/4 OF SECTION 11,
T. 2 N., R. 2 W., G.&S.R.M.,
MARICOPA COUNTY, ARIZONA
LOCATION MAP
NORTH
3" = 1 MILE
2
3
10 11
1
2
11 12
11 12
13
14
10 11
14
15
GLENDALE AVENUE
BETHANY HOME ROAD
COTTON LANE
CITRUS ROAD
ROSE LANE
THIS
PROJECT
DEVELOPER
CIVIL ENGINEER
CYPRESS CIVIL DEVELOPMENT
4450 NORTH 12TH STREET, #228
PHOENIX, ARIZONA 85014
PH: 623-282-2498
ATTN: JEFF HUNT, PE
UTILITIES
FLOODPLAIN INFORMATION
LEGAL DESCRIPTION - GROSS AREA
PROJECT INFORMATION
PARKING SPACES REQUIRED
COMMERCIAL USE:
1 SPACE/250 SF
BUILDING AREA GROSS SQUARE FEET
OFFICE BUILDING:
1,000 SF
MINI STORAGE:
11,800 SF
TOTAL SPACES
REQUIRED
PROPOSED
STANDARD SPACES:
49 SPACES
8 SPACES
ACCESSIBLE SPACES (5% OF TOTAL):
2 SPACES
2 SPACES
TOTAL
51 SPACES
10 SPACES
PARKING ANALYSIS
GROSS SITE AREA (TO CENTERLINE): 654,972 SF (15.04 AC)
NET SITE AREA:
638,645 SF (14.66 AC)
EXISTING ZONING/LAND USE
RU-43 MAAMF/AGRICULTURAL
PROPOSED ZONING/LAND USE:
RU-43 MAAMF MCP/COMMERCIAL
COVERED PARKING AREA:
234,760 SF
FIRE STORAGE TANK:
113 SF
OFFICE:
1,000 SF
MINI-STORAGE 46 UNITS (15'x10'):
6,900 SF
MINI-STORAGE 49 UNITS (10'x10'):
4,900 SF
RV STORAGE TOTAL:
544 STALLS
40'x12':
134 STALLS
35'x12':
204 STALLS
30'x12':
206 STALLS
TOTAL LOT COVERAGE:
(247,673 SF / 638,645 SF) 38.8%
SITE SUMMARY TABLE
KEYNOTES
1
NEW ASPHALT PAVEMENT, BOUND BY LIQUID
BINDING EMULSION.
2
NEW CONCRETE VERTICAL CURB.
3
NEW CONCRETE SIDEWALK.
4
NEW ADA ACCESS RAMP.
5
NEW VALLEY GUTTER.
6
NEW OPAQUE SCREENING FENCE, SHEET 2.
7
NEW ENTRY GATE.
8
NEW STORM DRAIN PIPE.
9
NEW MONUMENT SIGN.
10
25'x25' SITE VISIBILITY TRIANGLE.
11
NEW COMPACTED GRAVEL AREA.
12
NEW STORM DRAIN INLET.
13 NEW TRASH ENCLOSURE. 17' WIDE BY 11.3'
DEEP INTERIOR DIMENSION. SCREEN
ENCLOSURE WITH 6' TALL CMU WALL ON 3
SIDES. SECURE WITH 6' TALL, LOCKABLE, 100%
OPAQUE, METAL GATES.
PROJECT REQUEST:
MCP FOR COMMERCIAL RV, BOAT, VEHICLE, AND STORAGE FACILITY.
ADDRESS:
17221 WEST BETHANY HOME ROAD
WADDELL, ARIZONA 85355
APN: 502-28-966
ZONING: RU-43 MAAMF
OVERFLIGHT AREA:
PROJECT LIES ENTIRELY BETWEEN THE 70 Ldn AND 65 Ldn CONTOUR BOUNDARIES
ACCORDING TO THE ARIZONA MILITARY REGIONAL COMPATIBILITY PROJECT
OVERFLIGHT AREA MAP DATED MARCH 2003.
THE EAST THREE-FOURTHS OF THE WEST ONE-HALF OF THE SOUTHEAST QUARTER
OF THE SOUTHEAST QUARTER OF SECTION 11, TOWNSHIP 2 NORTH, RANGE 2 WEST
OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
ACCORDING TO THE FEDERAL EMERGENCY MANAGEMENT AGENCY FLOOD
INSURANCE RATE MAP PANEL NUMBER 04013C1670L, DATED OCTOBER 16, 2013
THE PARCEL IS LOCATED IN THE ZONE X (SHADED) AREA, WHICH IS DEFINED AS
AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD
WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS
THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL
CHANCE FLOOD.
SIMONCRE
6900 EAST 2ND STREET
SCOTTSDALE, ARIZONA 85281
PH: 480-745-1956
ATTN: BEN MILLICK
WATER:
EPCOR
SEWER:
MARICOPA WATER DISTRICT
ELECTRIC:
ARIZONA PUBLIC SERVICE
GAS:
SOUTHWEST GAS
TELEPHONE:
CENTURYLINK
CABLE:
COX COMMUNICATIONS
FIRE:
WEST COUNTY
POLICE:
SHERIFF - DISTRICT 2
SCHOOL:
LITCHFIELD #79 (ELEM)
AGUA FRIA UNION #216 (HS)
PHASE 2
SHEET 2
SHEET 1
ROSE LANE
BETHANY HOME ROAD
S 00°03'41" W 1258.91'
1
1
2
11
11
6
6
43'
10'R
6
7
8
64'±
10
10
MIGUEL/YESENIA ESPINOZA
RESIDENTIAL
RU-43 MAAMF
502-27-039Q
LUIS A INIGUEZ-REYNOSO AND
MARIA INIGUEZ
RESIDENTIAL
RU-43 MAAMF
502-27-039P
TIMOTHY E AND CAROL J
JOHNSON FAMILY TRUST
RESIDENTIAL
RU-43 MAAMF
502-27-039N
TUAN A LUONG
RESIDENTIAL
RU-43 MAAMF
502-27-039M
ANDREW P PENDERGAST
LIVING TRUST
RESIDENTIAL
RU-43 MAAMF
502-27-988A
JOSE LOUIS AND SANDRA
BARRIOS
RESIDENTIAL
RU-43 MAAMF
502-27-038L
EXISTING WALL
EXISTING RESIDENTIAL
ACCESS ROAD
EXISTING FENCE
EMERGENCY ACCESS
ONLY
153'
32.1'
75.6'
75.6'
65.9'
32.1'
EXISTING 22' EASEMENT FOR PUBLIC ROADWAY,
UTILITIES, & EMERGENCY AND PUBLIC SERVICE
VEHICLES PER DOC. 87-349552
NEW SITE LIGHT
LEGAL DESCRIPTION - NET SITE AREA
THE EAST THREE-FOURTHS OF THE WEST ONE-HALF OF THE SOUTHEAST QUARTER
OF THE SOUTHEAST QUARTER OF SECTION 11, TOWNSHIP 2 NORTH, RANGE 2 WEST
OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA,
EXCEPT;
THE NORTH 32.00 FEET OF THE SOUTH 65.00 FEET OF THE AREA DESCRIBED ABOVE
AND RECORDED AT 2000-0427784, RECORDS OF MARICOPA COUNTY, ARIZONA..
PRIVATE DRIVE
CENTERLINE
PRIVATE DRIVE
CENTERLINE
PRIVATE DRIVE
CENTERLINE
PRIVATE DRIVE
CENTERLINE
PRIVATE DRIVE
CENTERLINE
PARKING SHADE
CANOPY
PARKING SHADE
CANOPY
PARKING SHADE
CANOPY
PARKING SHADE
CANOPY
PARKING SHADE
CANOPY
M
E
ONLY
DATE
NO.
REVISION
OF
4450 north 12th street
suite 228
phoenix, arizona 85014
p: 623.282.2498
e: jphunt@cypresscivil.com
5
SHEET NUMBER
SITE PLAN for AMERIPARK RV, BOAT, VEHICLE
& SELF-STORAGE FACILITY
17221 WEST BETHANY HOME ROAD WADDELL, ARIZONA
R
e
g
i
s
t
e
r
e
d
P
r
o
f
e
s
s
i
o
n
a
l
E
n
g
in
e
e
r
(
C
i
v
il
)
53640
JEFFREY P.
HUNT
C
E
R
T
I
F
I
C
A
T
E
N
O
.
D
a
t
e
S
i
g
n
e
d
.
.
A
R
I
Z
O
N
A
,
U
.
S
.
A
.
09
15
20
20
DRAWN:
DESIGNED:
CHECKED:
DATE:
JOB NO:
PT
AS
JH
09-15-2020
20.078
MCP2019004
2
MATCH LINE - SEE SHEET 1
SCALE: 1"=40'
0'
40'
80'
20'
PARKING DETAIL 1
1"=20'
PARKING DETAIL 2
1"=20'
PARKING DETAIL 3
1"=20'
PARKING DETAIL 4
1"=20'
PARKING DETAIL 5
1"=20'
30'
12'
40'
35'
12'
12'
30'
35'
12'
40'
35'
30'
12'
KEYNOTES
1
NEW ASPHALT PAVEMENT, BOUND BY LIQUID BINDING
EMULSION.
2
NEW CONCRETE VERTICAL CURB.
3
NEW CONCRETE SIDEWALK.
4
NEW ADA ACCESS RAMP.
5
NEW VALLEY GUTTER.
6
NEW OPAQUE SCREENING FENCE, THIS SHEET.
7
NEW ENTRY GATE.
8
NEW STORM DRAIN PIPE.
9
NEW MONUMENT SIGN.
10
25'x25' SITE VISIBILITY TRIANGLE.
11
NEW COMPACTED GRAVEL AREA.
12
NEW STORM DRAIN INLET.
13 NEW TRASH ENCLOSURE. 17' WIDE BY 11.3' DEEP
INTERIOR DIMENSION. SCREEN ENCLOSURE WITH 6'
TALL CMU WALL ON 3 SIDES. SECURE WITH 6' TALL,
LOCKABLE, 100% OPAQUE, METAL GATES.
PARKING DETAIL 6
1"=20'
SEE PARKING DETAIL 6
THIS SHEET
5'
12'
12'
9'
18'
30'
10
26'
35'
35'
35'
PHASE 2
NEW 12' DIA. METAL FIRE
STORAGE TANK. 15' TALL.
12,500 GALLONS.
NEW SEPTIC
TANK
1
1
1
1
5'
2
2
4
4
3
3
3
3
5
6
6
7
15'
EXISTING 163' RESERVOIR & PUMP EASEMENT
PER BK. 172 OF MAPS, PG. 48 & DKT. 10742, PG. 363
18'R
10'R
4'R
25'R
25'R
EXISTING 33' ROAD EASEMENT
PER BK. 24, PG. 38, M.C.R.
EXISTING 6' EASEMENT
FOR ELECTRIC LINES
PER DKT. 15192, PG.
253, TO BE REMOVED
20'
50'
1
43.5'
133.45'
40'
6'
5'
65' 1/2 R.O.W.
47'± FUTURE
PAVEMENT
24'
8'
5'
50.5'
8'
5'
11'
11'
27'
11'
8
8
163.3'
9
TUAN A LUONG
RESIDENTIAL
RU-43 MAAMF
502-27-039M
DOUGLAS J HEIMBUCK
RESIDENTIAL
RU-43 MAAMF
502-27-039L
PAUL/KITTY BARON
RESIDENTIAL
RU-43 MAAMF
502-27-039H
RUSSELL/JULIA HANEY
RESIDENTIAL
RU-43 MAAMF
502-27-039R
SANDRA J STEWART
RESIDENTIAL
RU-43 MAAMF
502-28-965
ROBERT L AND KRISTEN M BOOTH
RESIDENTIAL
RU-43 MAAMF
502-27-989B
ANDREW P PENDERGAST
LIVING TRUST
RESIDENTIAL
RU-43 MAAMF
502-27-988A
240'
11
11
40'
40'
40'
35'
32.1'
75.6'
75.6'
65.9'
32.1'
N 00°03'34" E 1258.58'
S 00°03'41" W 1258.91'
S 89°58'47" W 494.77'
10
10
10
10
NEW SEPTIC
SEEPAGE PIT
NEW SEPTIC
SEEPAGE PIT
RESERVE AREA
49 - 10'x10' MINI-STORAGE UNITS
8 - 10'x15'
MINI-STORAGE UNITS
NEW SEWER DUMP STATION.
CONNECT TO SEPTIC. PERMIT
REQUIRED.
RETENTION AREA
RETENTION AREA
RETENTION AREA
RETENTION AREA
13
FOUND BRASS CAP IN HANDHOLE
SOUTH QUARTER CORNER OF
SECTION 36, T4N, R1E
SIGN AREA: 14 SF
SIGN FACE AREA: 49 SF
PRIVATE DRIVE
CENTERLINE
PRIVATE DRIVE
CENTERLINE
PRIVATE DRIVE
CENTERLINE
PRIVATE DRIVE
CENTERLINE
4
4
6
2
12
PRIVATE DRIVE
CENTERLINE
PARKING SHADE
CANOPY
PARKING SHADE
CANOPY
PARKING SHADE
CANOPY
PARKING SHADE
CANOPY
PARKING SHADE
CANOPY
DATE
NO.
REVISION
OF
4450 north 12th street
suite 228
phoenix, arizona 85014
p: 623.282.2498
e: jphunt@cypresscivil.com
5
SHEET NUMBER
SITE PLAN for AMERIPARK RV, BOAT, VEHICLE
& SELF-STORAGE FACILITY
17221 WEST BETHANY HOME ROAD WADDELL, ARIZONA
R
e
g
i
s
t
e
r
e
d
P
r
o
f
e
s
s
i
o
n
a
l
E
n
g
in
e
e
r
(
C
i
v
il
)
53640
JEFFREY P.
HUNT
C
E
R
T
I
F
I
C
A
T
E
N
O
.
D
a
t
e
S
i
g
n
e
d
.
.
A
R
I
Z
O
N
A
,
U
.
S
.
A
.
09
15
20
20
DRAWN:
DESIGNED:
CHECKED:
DATE:
JOB NO:
PT
AS
JH
09-15-2020
20.078
MCP2019004
4
17221 W BETHANY HOME ROAD
DATE
NO.
REVISION
OF
4450 north 12th street
suite 228
phoenix, arizona 85014
p: 623.282.2498
e: jphunt@cypresscivil.com
5
SHEET NUMBER
SITE PLAN for AMERIPARK RV, BOAT, VEHICLE
& SELF-STORAGE FACILITY
17221 WEST BETHANY HOME ROAD WADDELL, ARIZONA
R
e
g
i
s
t
e
r
e
d
P
r
o
f
e
s
s
i
o
n
a
l
E
n
g
in
e
e
r
(
C
i
v
il
)
53640
JEFFREY P.
HUNT
C
E
R
T
I
F
I
C
A
T
E
N
O
.
D
a
t
e
S
i
g
n
e
d
.
.
A
R
I
Z
O
N
A
,
U
.
S
.
A
.
09
15
20
20
DRAWN:
DESIGNED:
CHECKED:
DATE:
JOB NO:
PT
AS
JH
09-15-2020
20.078
MCP2019004
5
PERIMETER FENCING DETAIL
AMERIPARK RV, BOAT, VEHICLE & SELF-STORAGE FACILITY
17221 W BETHANY HOME ROAD
WADDELL, ARIZONA
Narrative Report in support of a Military Compatibility
Permit:
For the development of a RV, boat, vehicle and self-storage facility on
approximately 15 acres located approximately 638 feet west of the northwest corner
of Bethany Home Road and Cotton Lane in the Waddell area of Maricopa County;
APN 502-28-966
Project Name: AmeriPark RV, Boat, Vehicle & Self-Storage Facility
VICINITY MAP
Case #:
MCP2019004
Submittal date:
September 16, 2020
Purpose of Request:
This application seeks a Military Compatibility Permit (“MCP”) to allow for the development of
a storage facility, such as RV, boat, vehicle storage and self-storage units, on 15 acres located
approximately 638 feet west of the northwest corner of Bethany Home Road and Cotton Lane in
the Waddell area of Maricopa County.
The APN is 502-28-966. The site address is currently 17221 West Rose Lane in Waddell. A “Use
Compatibility and Consistency Determination” has been granted by Luke Air Force Base.
Description of Proposal:
The proposed commercial storage facility consists of outdoor storage canopies for RV’s, boats,
vehicles and pre-engineered self-storage units.
An office (+/-1,000 square feet) building will be constructed for employees to support the facility’s
customers. The office will employ 1-2 employees between 8:00 a.m. and 5:00 p.m. Monday
through Friday to assist customers. Additionally, the facility will have security cameras for
surveillance purposes outside of these business hours.
The project layout consists of a single entrance off of Bethany Home Road with a gated access
onto the facility. The lot coverage is at 38%, which equates to 247,673 SF of the total 638.645 SF.
This outdoor storage area will have approximately 544 storage spaces, with a typical size of 12’
wide x 30’, 35’ & 40’ deep. They will be utilized to store RVs, boats and vehicles. To the extent
possible, higher-profile vehicles such as RV’s, recreational vehicles, larger boats, trailers, etc., will
be placed towards the interior of the site. The canopies will have a maximum height of 18’ and
will be constructed in phases.
The facility also consists of single-story, pre-engineered self-storage units on the north and south
edges of the facility. The self-storage buildings are proposed to be approximately 13’-4” at the
setback. Preliminary storage unit sizes are 10’ x 10’ (49 storage units) and 10’ x 15’ (46 storage
units) – the sizes and/or number of storage units may change. The self-storage units secure the
outdoor storage area and serve as perimeter screening wall to the adjacent properties.
Even so, the entire perimeter of the site will be enclosed with an 8-foot high commercial grade
opaque white vinyl fence. These walls are setback with landscape from the property lines on the
north and south.
There will be a 30-foot wide gate that utilizes an access code to secure entry and exit from the
storage areas. The gated entrance onto Rose Lane will remain for emergency access only.
Of particular note is the landscaped area along the eastern side of the property. In compliance with
the neighborhood participation, an enhanced landscaped area of approximately 43-feet wide will
provide a large buffer area between the users, helping preserve the adjacent neighbors’ privacy
and views. The enhanced landscaping in this area also contains 20-foot on-center trees to act as a
green screen.
There is one proposed monument sign along Bethany Home Road frontage as indicated on the site
plan. All signs will comply with the requirements of Chapter 14 of the Maricopa County Zoning
Ordinance. Details will be included with the submittal of any permits.
Lighting, where provided, will comply with Section 1112 of the Maricopa County Zoning
Ordinance. A site photometric drawing has been provided in this package.
Development Standards:
The underlying zoning is Rural-43 MAAMF, and the development standards that apply to this
development are those of the Rural-43 MAAMF zoning district unless modified by the proposed
MCP. This application and narrative report seek to modify the development standards that would
otherwise apply to the site as they relate to setbacks, lot coverage and parking, as outlined in the
below chart:
REGULATION
BASE ZONING DISTRICT
REGULATIONS (RURAL-43
MAAMF)
PROPOSED ZONING
DISTRICT REGULATIONS
(RURAL-43 MAAMF MCP)
Height
30'
40’
Min. Front Yard
40'
10’
Min. Side Yard
30'
10’
Min. Street-side Yard
20'
5’
Min. Rear Yard
40'
25’
Min. Lot Area
43,560 sq. ft.
6,000 sq. ft.
Min. Lot Area Per
Dwelling Unit
43,560 sq. ft.
Not Permitted
Min. Lot Width
145’
60’
Max. Lot Coverage
25%
60%
Parking Spaces
Required
1 per 250 square feet for
commercial uses (5% must be
ADA)
10 spaces with 2 ADA spaces
Screening
Adjacent to rural or residential
zoning districts automobile
parking shall be screened from
view. Solid masonry wall, six feet
in height adjacent to any side or
rear property line abutting any
rural or residential zoning district.
View-obscuring wall or fence, six
feet in height, on perimeter of site
with outdoor industrial use
adjacent to district other than rural
or residential.
6’ wall, fence or hedge of 80%
opacity or more required along
and adjacent to any side or rear
property line abutting any rural
or residential zone boundary
Remainder perimeter screening
may be chain-link.
Signs
Chapter 14, Section 1401 and
1402 Regulations Apply
Chapter 14, Section 1403
Regulations Apply
Electronic Message
Display (EMD)
Not Permitted
Levels 1 and 2
Off-Site Signs
(Billboards)
Not Permitted
Not Permitted
Justification
Height: We are requesting to vary the height requirement to model commercial district standards
as this is a commercial use. No future residential will develop on this site as long as the LAFB
contours are in place.
Setbacks: We are requesting to vary the setback requirement to model commercial district
standards as this is a commercial use. No future residential will develop on this site as long as the
LAFB contours are in place.
Lot Area: We are requesting to vary the lot area requirement to model commercial district
standards as this is a commercial use. No future residential will develop on this site as long as the
LAFB contours are in place.
Lot Width: We are requesting to vary the lot width requirement to model commercial district
standards as this is a commercial use. No future residential will develop on this site as long as the
LAFB contours are in place.
Lot Area per Dwelling Unit: We are requesting to vary the lot area per dwelling unit requirement
to model commercial district standards as this is a commercial use. No future residential will
develop on this site as long as the LAFB contours are in place.
Lot Width and Lot Coverage: We are requesting to vary the lot width and coverage requirement
to model commercial district standards as this is a commercial use. No future residential will
develop on this site as long as the LAFB contours are in place.
Parking Spaces Required: We exceed the commercial parking and ADA requirements outlined
above. The allotted 10 parking spaces will be provided for employees and prospective tenants,
which are sufficient to meet the needs of the users due to the nature of this business. Majority of
the users will not need a parking space because they will be using their individual covered canopies
to park their RVs and boats. Additionally, customers can use the space next to their storage units
to briefly load and unload storage units and will not need long-term parking spaces to meet this
need.
No future residential will develop on this site as long as the LAFB contours are in place.
Screening: The proposed changes comply with the neighborhood participation and provide
necessary opacity required along and adjacent to property abutting any rural or residential zone
boundary line. Specifically, an 8-foot high commercial grade opaque white vinyl fence abuts the
residential boundary line. These walls are setback with landscape from the property lines on the
north and south. Additionally, an enhanced landscaped area of approximately 43-feet wide will
provide a large buffer area between the users, helping preserve the adjacent neighbors’ privacy
and views. The enhanced landscaping in this area also contains 20-foot on-center trees to act as a
green screen.
Signs: We are requesting to vary the standards for signs to model commercial district standards as
this is a commercial use. No future residential will develop on this site as long as the LAFB
contours are in place.
Electronic Message Display: We are requesting to vary the electronic message display
requirement to model commercial district standards as this is a commercial use. No future
residential will develop on this site as long as the LAFB contours are in place.
Off-Site Signs: Off-site signs are not being proposed for this site.
Relationship to State Statute:
The MCP request and application complies with the ARS Section 28-8481 and Section 1010 of
the Maricopa County Zoning Ordinances (Military Airport and Ancillary Military Facility). We
have sought and received Use Compatibility and Consistency Determination (UCCD) for this
project, which has been approved by the LAFB to make it consistent with the above required
statute and ordinance.
Location and Accessibility:
Access to the site is via an arterial roadway: Bethany Home Road, which runs east-west along the
south side. It provides for regional access via the Loop 303 and is located approximately ½-mile
to the east of the Loop 303.
Relationship to Surrounding Properties:
The site is presently being utilized as a plant nursery and is zoned Rural-43 MAAMF.
The site is surrounded by existing single-family residential uses to the west, east and north (across
Rose Lane) that are zoned Rural-43 MAAMF. To the south (across Bethany Home Road) is the
pending Allen Ranch development (currently zoned Rural-43 MAAMF MCP).
The zoning and characteristics of the surrounding properties are as follows:
North:
Rural-43 MAAMF; residential
South:
Rural-43 MAAMF MCP; Allen Ranch
East:
Rural-43 MAAMF; residential
West:
Rural-43 MAAMF; residential
This area is within the 65 LDN noise contour related to Luke Airforce Base, which is located more
than approximately 2-½ miles to the northeast of the site. As noted previously, a “Use
Compatibility and Consistency Determination” has been granted by Luke Air Force Base
(UC2019008).
The area has seen much recent development and zoning activity since the completion and opening
of the Loop 303, which links I-10 with I-17 through this area.
Recent developments (and/or related zoning activity) in the area include Allen Ranch, Palm Creek
expansion, Sedella, White Tank Foothills, Russell Ranch, Zanjero Trails, Verrado expansion and
Granite Vista, to name a few.
This development will benefit the area because the residents of these developments will need a
place to store personal possessions and vehicles that either do not “fit” on their property or are not
allowed to be parked/stored due to CC&R restrictions.
This proposed development will certainly meet this area’s demand for storage.
Circulation System (on & off-site):
As noted above, access to the site is via Bethany Home Road, which runs along the southern
frontage of the site. There are currently two driveways onto Bethany Home Road; this will be
reduced to one driveway with the proposed development.
Bethany Home Road is an arterial roadway and follows a Section line alignment. Currently, it
exists as a two-lane paved roadway with a 33-foot roadway dedication (possibly as an easement).
Based on a meeting held with MCDOT on January 21, 2020, the half-street improvements for
Bethany Home Road are to include the following:
▪
Bring the half-street dedication of right-of-way to 65-feet
▪
Sufficient paving to provide a full-width median in Bethany Home Road for left turns into
the site
▪
Sufficient paving to add an additional lane to westbound Bethany Home Road
▪
Sufficient paving to add an exclusive right-turn lane to westbound Bethany Home Road
(for right turns into the site)
There is an existing driveway onto Rose Lane.
Interior circulation areas are to be paved for access to any self-storage units and are to be asphalt
millings band without liquid binding emulsifier or other dust-free surfacing approved by Maricopa
County for both circulation and storage areas related to RV, boat, vehicle storage spaces.
Parking related to storage is proposed to be provided at a ratio of one parking space for every
twenty-five self-storage units or twenty-five RV, boat, vehicle storage spaces and will meet the
requirements for handicapped accessibility. These parking spaces will not be delineated; rather,
vehicles will park temporarily adjacent to their storage unit or space. Onsite management will
ensure that the parking is temporary.
For the office, the parking requirement for “Office and Commercial Uses" (per MCZO 1102.1.4)
is one space for every 250 square feet of floor area. The office is 1,000 square feet in size; therefore,
4 parking spaces are required. Of this, 2 are for handicapped-accessible parking, 6 spaces are for
customers (guests) using the office and the remaining 2 spaces are for employees.
Loading will occur at-grade adjacent to/near each unit/space.
Development Schedule:
The project will be developed in two phases. The first phase construction will last approximately
5 months to opening. The second phase of construction will be scheduled in 1 to 2 years after the
first phase construction.
Community Facilities and Services:
The closest school district is the Canyon View High School located on Bethany Home Road and
186th Avenue, which is approximately 2.6 miles from the facility. The closest park is the Wildlife
World Zoo, Aquarium & Safari Park and is approximately 3 miles away. And the White Tank
public library is located over 7 miles away. As a non-residential use, no impact to schools or other
area community facilities or services is expected to occur.
Public Utilities and Services:
Police protection will be provided by Maricopa County Sheriff’s office, and fire protection will be
via a subscription service (Rural Metro – a “Will Serve” letter is included with this Post-TAC
submittal). Refuse collection will be through a private provider.
Electric service is provided by APS (Arizona Public Service). Telecommunication services such
as telephone, TV and internet are available through Cox Communication, CenturyLink and others.
It is not likely that natural gas will be made available to this development, but if it is, it would be
supplied by Southwest Natural Gas.
Water will be provided by an existing onsite well (may be supplemented if needed for fire
protection). A septic system will be installed as part of the initial development of the site. The
dump stations will not be connected to the septic system.
Jim Kary, P.E.
Planning & Development
501 North 44th Street, Suite 200
Phoenix, Arizona 85008
Phone: (602) 506-8799
Fax: (602) 506-3282
www.maricopa.gov/planning
Email address:
jim.kary@maricopa.gov
Maricopa County
Planning & Development Department
Date:
09/21/2020
Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Development
Attn:
Adam Cannon, Planner, Planning & Development Services
From:
James Kary, P.E., Plans Examiner Engineer, Planning & Development
Services
cc:
Michael Norris, P.E., Drainage Engineering Manager, Planning &
Development
Subject:
MCP2019004 – Bethany Home and Cotton Lane Storage
(E3 Memo)
Job Site Address: 17221 W Rose Lane, Waddell, AZ 85355 (The address will
probably be changed to Bethany Home Rd. after the building permit submittals are
made.)
APN(s):
502-28-966
Drainage Engineering Review has reviewed the plans and report for the first
submittal for the subject application and has stipulations and comments as follows.
Any approval of this case should include the following standard stipulations:
1. Engineering review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle applicants
to future designs that are not in conformance with Section 1205 of the Maricopa
County Zoning Ordinance and the Maricopa County Drainage Policies and
Standards.
2. All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance and current engineering
policies, standards and best practices at the time of application for construction.
3. The one half street runoff from Bethany Home Road must be retained onsite.
4. All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage policies and
Standards; Floodplain Regulations of Maricopa County; MCDOT Roadway
Design Manual; and current polices, standards and best practices at the time of
application for construction.
5. Primary access to the site shall be from Bethany Home Road. Access to West
Rose Lane shall be for emergency uses only.
6. 65’ half width right-of-way required for Bethany Home Road must be
completed before the Building Permit will be issue.
7. The applicant or future owners shall apply for an amendment to the MCP should
the storage areas be changed to a paved surface.
Following comments from Planning and Development, Drainage Review shall be
addressed for the first Building Permit submittal.
1. The County As-Built certification needs to be added to the plan. See attached.
2. The Runoff Coefficient for commercial sites is C=0.95. The runoff
coefficient for the retention basin area below the high water surface is C=0.5.
This project has received approval to use a 0.88 runoff coefficient for the non-
paved storage areas will be OK. If shade structures are proposed, those areas
must be counted as 0.95. Revise the plan comments accordingly.
3. Add the date of the topographic survey to the Survey notes.
4. All walls, fences, gates shall be shown on the G&D plan, including all details.
5. Drainage Report Comments:
a) Please have someone QA/QC the report before submitting again.
b) Appendix C Watershed Map is too small, not legible, etc. Please
produce a map that fits on an 11” x 17” page, eliminate all the blank
space on the map, clearly show all the drainage areas and clearly show
the various areas within each drainage area that are used for any
weighted C calculations.
c) The County uses datums NVGD29 and NAVD88. I have not heard of
the datum NVGD80. Maricopa County information shows a 1.696 ft.
correction to convert NVGD29 to the higher NAVD88.
d) Add and emergency spillway to the basin at the southeast corner of the
site.
e) The Rational Method runoff coefficient values vary throughout the
report. Show detailed calculations for any composite C values and
make sure the same values are used throughout the report.
f) Add the Froude number to all channel calculations.
Following are comments from the Flood Control District:
1. No comments on the plan of development at this time besides the following
information.
2. The project limits no longer include a Zone A Special Flood Hazard Area
associated with Cotton Lane Wash. The LOMR 19-09-1186P for the Cotton
Lane Floodplain was approved on 06/26/2020.
Following are comments from the Maricopa County Department of Transportation:
1. MCDOT has approved the improvements to Bethany Home Road on the as
shown on the 3rd submitted Site Plan..
Please contact me if you have any questions or require any additional information.
501 North 44th St Suite 200 Phoenix AZ 85008 (602) 506-3301 (602) 506-3601 fax
719 Internet: www.maricopa.gov/planning 081712
The Drainage Division requires as-built submittals for all Commercial / Industrial
and Subdivision projects. As-builts are also required for residential lots if those lots
are required to have storm water retention basins. As-builts may be required for
residential development having complex grading and drainage plans. All hillside
roadway developments require as-builts.
The following is required for as-built submittals:
1. Three copies of as-built plans are required to be submitted.
2. As-builts need to be completed on the plans most recently approved by the
Planning and Development Department
3. An updated engineer’s seal with the following statement must be on the
plans:
“I certify, based on field verification, that this set of as-built plans accurately
reflects the conditions as they exist on the property. I further certify as
follows:
a) That the development has been constructed substantially in accordance
with the approved grading and drainage plans and the improvements
plans.
b) That the Drainage system shall function as designed and permitted.
c) Based on testing data for this project the retention system will function as
designed to drain within 36 hours per Maricopa County requirements.”
4. Surveyor’s seal needs to be on all pages that contain as-built elevations.
5. If drywells are used to aid filtration, a constant head test will be required with
the results of this test submitted to the County with the as-builts. Verification
of drywell registration with ADWR is required.
6. All components of the drainage management system must be as-built
including, but not limited to, culverts, storm drains, streets, curbs, retention
basins, and rip-rap.
7.
The elevations should demonstrate the length, width, depth, storage,
conveyance capacity and other hydraulic characteristics.
Planning & Development
Department
As-Built Submittal Requirements
“Record Drawings”
I:\TSM-Design Branch\Rajanikanth Thoutam\Traffic Impact Studies Review Comments\Storage Facility\Storage
Facility_MCP2019004.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 OF 3
Project Name: Storage Facility
Location: NWC of Cotton Ln & Bethany Home Rd
P&D/MCDOT File No.: MCP2019004
Date: 09-01-2020
Reviewer: Raj Thoutam
Phone No.: 602-506-8940
Consultant: Cypress Civil
Project No.:
Report Sealed By: Jeffrey P. Hunt Phone No: 623-282-2498 Fax:
CONSULTANT CODE:
A = Will Comply B =
Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
1
= = =
3rd REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the Consultant
Reply Column. This sheet is for our record, please answer every question and
sign and date your acknowledgement or the plans will be sent back to
complete the process. Send back the marked-up plans and a new set of plans
along with this comment sheet. Thank you for your cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Notes:
The proposed storage facility site is located on the northwest corner of Cotton Ln &
Bethany Home Rd. The site will have one driveway that will access out onto Bethany
Home Rd. Per Study, the proposed site would generate 125 weekday daily trips with
16 AM and 17 PM peak hour trips. The site and the surrounding roadway network are
under the Jurisdiction of Maricopa County.
Review Comments:
2nd review comment has been addressed in the updated site plan; therefore, there
are no further comments on the study.
This traffic study is approved.
Signature: _____________________________________ Date: ___________
From:
Marilu Lopez (PND)
To:
Adam Cannon (PND)
Subject:
RE: MCP2019004 - 3rd Submittal
Date:
Tuesday, September 1, 2020 9:42:37 AM
Attachments:
image004.png
image005.png
image006.png
image002.png
Good Morning Adam,
FYI Please inform the applicant the address will need to be revised to reflect on W Bethany Home Rd
since their monument sign and their entrance will be located on the south of the Storage facility. Ill
approve now but they will need to revise all the documents upon development. Please let me know
if you have any questions
Thank you,
Marilu Lopez
Development Services Technician-Addressing
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-506-6480
Marilu.Lopez@maricopa.gov
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Tuesday, September 1, 2020 8:32 AM
To: PNDAddressing <PNDAddressing@maricopa.gov>; Souren Naradikian (ENV)
<Souren.Naradikian@Maricopa.Gov>; Jim Kary (PND) <Jim.Kary@Maricopa.Gov>; Shiloh Johnson
(OET) <Shiloh.Johnson@Maricopa.Gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: MCP2019004 - 3rd Submittal
Good morning,
Please review the 3rd submittal of MCP2019004.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-372-0292
adam.cannon@maricopa.gov
Water and Waste Management
Division
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-0376
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE:
October 7, 2019
TO :
Eric Smith, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Military Compatibility Permit for RV Storage. MCP2019004
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development Department
for the above referenced project at APN # 502-28-966. This project requests approval
of Military Compatibility Permit for RV Storage. According to the submitted
documentation, potable water and sanitary sewage disposal is not yet determent,
MCESD has concerns and permit with MCESD onsite program must be obtained, the
dump stations may not be connected to the septic system, please call 602-506-0372.
Stormwater - The proposed project is located within the unincorporated urbanized
area regulated by the Maricopa County Stormwater Quality Program and may need a
stormwater approval and permit prior to construction permit approval. For further
information, go to www.maricopa.gov/stormwater.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Permits Plus on October 7, 2019 and will allow the project to proceed
at this time subject to the following stipulations:
Stipulations: Non
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of application.
From:
JAMES, MARK C GS-12 USAF AETC 56 FW/CVE
To:
Adam Cannon (PND)
Cc:
56 FW/CIT Community Initiative; CHRISTIANSON, REGGIE A GS-13 USAF AETC 56 FW/CVE
Subject:
RE: MCP2019004 - Waddell AmeriPark Boat and RV Storage Facility - 3rd Submittal (APN: 502-28-966)
Date:
Tuesday, September 1, 2020 10:21:46 AM
Attachments:
image001.png
image004.png
image005.png
Russell Storage Facility (UC2019008).pdf
Hi Adam,
Thank you for the opportunity to provide comments on the Military Compatibility Permit with Plan
of Development for Waddell AmeriPark Boat and RV Storage Facility. The site is located on
approximately 15 acres located at 17221 West Rose Lane in Waddell, AZ. The site is entirely inside
the Luke AFB 1988 JLUS 65 Ldn, “high noise or accident potential zone” as identified by A.R.S. § 28-
8461 and is within the “territory in the vicinity of a military airport” also defined by A.R.S. § 28-
8461.
This project was previously commented on via “Russell Storage Facility (UC2019008)” (attached) and
will not affect our previous input. As described, this project will not negatively impact the flying
operations at Luke AFB. Since the site will be located within the “territory in the vicinity of a military
airport,” it will be subjected to approximately 170 over flights per day. We also recommend a
strong notification program on the part of the applicant to inform any potential tenants about Luke
AFB operations.
Respectfully,
Mark
Mark James
Planning Manager, Community Initiatives Team
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Tuesday, September 1, 2020 8:35 AM
To: kokok@mwdaz.com; dhenning@westvalleyview.com; ken.nyman@azag.gov;
hstumprr@gmail.com; 'swilken@azmag.gov' <swilken@azmag.gov>; 'vwolfley@azmag.gov'
<vwolfley@azmag.gov>; jon.lacy@bvfd.az.gov; hstumprr@gmail.com; 56 FW/CIT Community
Initiative <56FW.CIT.CommunityInitiative@us.af.mil>; mark.burdick@bvfd.az.gov;
thogan@buckeyeaz.gov; 'lcollins@glendaleaz.com' <lcollins@glendaleaz.com>;
alissa.magley@goodyearaz.gov; christopher.baker@goodyearaz.gov; katie.wilken@goodyearaz.gov;
bfinke@epcor.com; drunyan@aguafria.org; Potapoff@lesd.k12.az.us; gycdev@goodyearaz.gov;
tstevens@avondale.org; emailplanning@avondale.org; sonny@litchfield-park.org;
pmaslowski@litchfield-park.org; Robert.Kuhfuss@surpriseaz.gov; debbie.white@surpriseaz.gov;
planning@surpriseaz.gov; dave.mcalinden@goodyearaz.gov; I_thompson@MCSO.maricopa.gov
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: [Non-DoD Source] RE: MCP2019004 - Waddell AmeriPark Boat and RV Storage Facility - 3rd
Submittal
Good morning all:
This e-mail serves as notification of the 3rd submittal from SimonCRE Saltair IV, LLC for a Military
Compatibility Permit for the Waddell AmeriPark Boat and RV Storage Facility. Applicable documents
for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using
the MCP case number MCP2019004. Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-372-0292
adam.cannon@maricopa.gov
1
Greg Loper
From:
Matthew Holm (PND) <Matthew.Holm@Maricopa.Gov>
Sent:
Monday, April 29, 2019 12:19 PM
To:
Rod Jarvis
Cc:
Greg Loper
Subject:
Maricopa County Use Compatibility and Consistency Determination application #UC2019008
Attachments:
UC2019008 LAFB determination.pdf
Good day Rod,
This letter is to inform you that pursuant to the attached April 26, 2019 letter Luke Air Force Base determined
that your proposed land use on APN 502-27-038Y is compatible and consistent with the high noise or accident
potential of the military airport, subject to the terms and conditions noted in the April 26, 2019 letter from
Luke Air Force Base. In accordance with this determination by Luke Air Force Base, Maricopa County is able to
make a similar determination of compatibility and consistency for the proposed use, thus you may proceed
with the required entitlement process pursuant to Maricopa County requirements. However, please note that
this determination only applies to the land use, terms and conditions identified in the April 26, 2019 letter from
Luke Air Force Base. Any other land uses on the subject parcel may require additional use compatibility and
consistency determinations.
A copy of this letter is also being sent to you via postal mail. Please feel free to contact me if you have any
questions regarding this application.
Thank you
Matthew Holm, AICP
Planning Supervisor
Maricopa County Planning and Development Department
501 North 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602‐506‐7162 I Fax: 602‐506‐3601
matthew.holm@maricopa.gov
From:
Robert Busick
To:
Adam Cannon (PND)
Subject:
Case MCP2019004 Buckeye Comments
Date:
Monday, August 10, 2020 12:19:17 PM
Attachments:
image001.png
Good afternoon, Adam:
The City of Buckeye has reviewed the application and has no comments or concerns regarding the
proposed storage facility case MCP2019004.
Thank you,
Robert Busick | Planner I
City of Buckeye | Development Services
530 E Monroe Ave| Buckeye, Arizona 85326
P 623-349-6242 | rbusick@buckeyeaz.gov
Monday-Thursday 7am-6pm CLOSED FRIDAYS
2020 Census – Everyone Counts in Buckeye! – ¡Todos Cuentan en Buckeye! – www.icount2020.info
This message contains confidential information and is intended only for the individual(s)
addressed in the message. If you are not the named addressee, you should not disseminate,
distribute, or copy this e-mail. If you are not the intended recipient, you are notified that
disclosing, distributing, or copying this e-mail is strictly prohibited.